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New Jersey · Ocean CountyOcean County, NJ property taxes. Values held. Know when to push back.
The typical home in Ocean County was worth about $538,000 in January 2026, up 3.7% from a year earlier. In a steady market, an appeal works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Ocean County home values did
Ocean County values rose 3.7% in the year to January 2026, reaching a new high. That's in line with New Jersey as a whole (+3.4%).
Since January, values have risen 2.5% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $341,000 | +12.2% |
| January 2022 | $409,000 | +19.9% |
| January 2023 | $452,000 | +10.6% |
| January 2024 | $485,000 | +7.4% |
| January 2025 | $518,000 | +6.7% |
| January 2026 | $538,000 | +3.7% |
| August 2026 (latest) | $551,000 | +2.5% since January |
January 2026 was the highest month since 2021.
Ocean County places by change from peak
Every Ocean County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Lakehurst | $368,000 | -0.9% | -1.2% |
| Lakewood | $570,000 | +7.6% | At peak |
| Toms River | $456,000 | +3.0% | At peak |
| Brick | $508,000 | +4.6% | At peak |
| Jackson | $634,000 | +2.7% | At peak |
| Barnegat | $497,000 | +3.1% | At peak |
| Manahawkin | $589,000 | +4.2% | At peak |
| Bayville | $525,000 | +3.9% | At peak |
| Forked River | $500,000 | +3.5% | At peak |
| Point Pleasant | $731,000 | +7.5% | At peak |
| Beachwood | $459,000 | +3.2% | At peak |
| Waretown | $549,000 | +2.6% | At peak |
| New Egypt | $564,000 | +3.7% | At peak |
| Point Pleasant Beach | $1,051,000 | +7.6% | At peak |
| Lavallette | $1,151,000 | +4.2% | At peak |
| Pine Beach | $563,000 | +3.0% | At peak |
| South Toms River | $388,000 | +2.2% | At peak |
| Seaside Heights | $688,000 | +4.4% | At peak |
| Tuckerton | $416,000 | +3.8% | At peak |
| Long Beach Township | $1,973,000 | +4.4% | At peak |
| Seaside Park | $835,000 | +1.8% | At peak |
| Island Heights | $628,000 | +3.8% | At peak |
| Mantoloking | $1,997,000 | +8.2% | At peak |
| Ocean Gate | $441,000 | +2.4% | At peak |
| Ship Bottom | $1,451,000 | +7.2% | At peak |
| Beach Haven | $1,624,000 | +5.0% | At peak |
| Surf City | $1,580,000 | +2.1% | At peak |
| Bay Head | $2,383,000 | +11.4% | At peak |
| Harvey Cedars | $2,127,000 | +7.7% | At peak |
| Barnegat Light | $1,572,000 | +4.8% | At peak |
What to check on your notice
The typical Ocean County home gained 3.7% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for an appeal.
How a New Jersey appeal works
Values in Ocean County are set by the local municipal tax assessor, and the appeal starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | Municipal tax assessor. Each municipality has its own tax assessor who values property. Appeals go to the county board of taxation, which is separate from the town. |
|---|---|
| Valuation date | October 1 of the year before the tax year |
| Your notice | Notification of Assessment |
| Deadline | Your petition must be received (not just postmarked) by the county board of taxation by April 1, or 45 days after the town finishes bulk mailing assessment notices, whichever is later. If the town did a municipal-wide revaluation or reassessment, the deadline is May 1. Burlington, Gloucester and Monmouth counties use January 15 (or 45 days after notices, whichever is later). |
| First step | Petition of appeal to your county board of taxation, which holds a hearing. You must attend or be represented by a New Jersey attorney, unless you elect a summary hearing. |
| If you still disagree | Tax Court of New Jersey, filed within 45 days of the county board's judgment. If your assessment is over $1,000,000 you may skip the county board and file directly with the Tax Court by April 1. Tax Court decisions can be appealed to the Appellate Division within 45 days. |
| Form | Form A-1, Petition of Appeal (Form A-1 Comp. Sale for sale comparisons) |
| Fee | County board fee, non-refundable: $5 if assessed under $150,000; $25 for $150,000 to under $500,000; $100 for $500,000 to under $1,000,000; $150 for $1,000,000 or more. Tax Court filing fee is $250 for one parcel, or $50 for the small claims track. |
Reading this in fall 2026? The 2026 deadlines have passed. If you live in Burlington, Gloucester or Monmouth County, the next deadline is January 15, 2027 (or 45 days after your town's notices, if later), so it is close. Everywhere else, the next deadline is April 1, 2027, or 45 days after your 2027 notice, whichever is later. If your town did a revaluation or reassessment, it is May 1, 2027. Check your notice, because the exact date depends on when the town mailed it.
- Chapter 123 sets a common level range of plus or minus 15 percent of your town's average ratio. If your ratio falls outside that range, the board revises your assessment using the average ratio.
- You must keep paying taxes while your appeal is pending. The law requires payment through the first quarter of the current year's taxes unless the board relaxes this.
- The filing is judged on when it is received, and late filings are dismissed.
Find your local office in the NJ Division of Taxation county board of taxation contacts.
Building a Ocean County case
The numbers above describe the typical Ocean County home, not yours. Ocean County is part of the New York-Newark-Jersey City metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Gather recent sales of similar homes nearby, ideally from before the October 1 valuation date, and attach them with Form A-1 Comp. Sale.
- Look up your town's average ratio and common level range, then compare your assessment to your home's market value to see if you fall outside the range.
- Serve copies of the petition and your supporting documents on the municipal assessor and the municipal clerk as the form requires.
Get your Ocean County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your New Jersey appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. New Jersey forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: NJ Division of Taxation, Local Property Tax appeals, NJ Form A-1 Petition of Appeal and instructions (4-25), NJ Courts, Tax Court local property tax. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.